[Added 5-26-1999 by Ord. No. 366]
Land development or subdivision in the University Planned District (UPD) shall be subject to the uniform subdivision and land development standards established in this article. The standards set forth in this article, in Article VII of Chapter 425 and as further specified in the approved UPD Plan shall serve as the basis for land development and subdivision plan approval.
A.
Streets, sidewalks
and bikeways.
(1)
Classification
of streets.
(a)
Public Streets within the UPD, that are to be dedicated to the Township for public use, shall be classified according to the standards in effect in Chapter 320 (Streets and Sidewalks) on the date of land development plan submission.
(b)
University
streets. All streets within the UPD, which are not dedicated for public
use, shall be university streets. Classifications of types of university
streets, if necessary, shall be those set forth in the UPD District
Plan.
(2)
Dedication
and public street standards.
(a)
Dedication
of streets to the Township for public use shall be required whenever
land development results in construction of a street, which, at the
time of construction, provides the sole access to more than four lots
outside the UPD boundary.
(3)
University
street standards; optional dedication.
(a)
University
street standards. University streets shall be designed and constructed
to facilitate the safe and convenient movement of traffic. Appropriate
construction standards, such as the width of cartways, use of curb
and gutter, radii, length of culs-de-sac and paving specifications
shall be those standards set forth in the UPD District Plan.
(4)
Coordination
with surrounding streets.
(a)
Location.
The streets required for any land development in the UPD, whether
public or university, shall be coordinated with existing, proposed
and anticipated streets outside the UPD or portion of the UPD being
developed. The location of all public streets shall conform to the
Official Map or Comprehensive Plan of Patton Township.
(b)
Safety.
Street connections shall occur in safe and convenient locations.
(c)
Connections
to existing streets or neighborhoods. Connections between public and
university streets shall be consistent with the Patton Township Official
Map, Comprehensive Plan of Patton Township and the approved district
plan.
(5)
Ingress and
egress for land development.
(a)
Safety.
All land development shall have access sufficient to afford reasonable
ingress and egress for both emergency vehicles and those accessing
the property in its intended use.
(b)
On arterials. Whenever land development involving the creation of one or more new streets borders on or contains an existing arterial street, as defined by Chapter 320 (Streets and Sidewalks), no direct driveway access onto the arterial street will be permitted.
(6)
Sidewalk
and bikeway standards.
(a)
Public. Where required as part of the public street standards in Chapters 320 (Streets and Sidewalks) and 350 (Subdivision and Land Development), sidewalks and bikeways shall be provided according to the standards therein.
(b)
University.
Where proposed in conjunction with land development, sidewalks and
bikeways shall be designed and constructed to meet the requirements
of the intended use. Bikeways shall be designed and constructed in
accordance with American Association of State Highway and Transportation
Officials (AASHTO) standards.
B.
Utilities.
(1)
Wastewater
disposal and treatment. An application for land development plan approval
shall describe the proposed method for providing wastewater disposal
and treatment. Sewage facilities planning, as required by state law,
shall be completed, and upon approval by the Township and the appropriate
state agency, deemed to satisfy the need to provide evidence that
the method of wastewater treatment and disposal is feasible and sufficient.
(2)
Water supply.
An application for land development shall describe the manner in which
potable water shall be supplied to the project and provide evidence
that the appropriate arrangements with the applicable water provider
have been secured.
(3)
Fire hydrants and fire apparatus access. The location and design specifications of fire hydrants or fire apparatus access shall conform to local fire protection standards as prescribed by Chapter 350 (Subdivision and Land Development) or as required by the Fire Chief, whichever is most restrictive.
(4)
Additional
requirements.
(a)
Utility
installation.
[1]
Installed
by or on behalf of a university:
[a]
If required by the applicable subdistrict regulations, new utility
installations shall be underground.
[c]
When aboveground utility installations exist at the perimeter of
the UPD or along streets, the installation of additional utilities
of the same type or service on these facilities by the university
shall be permitted.
[d]
All utility installations by a university within a public street
right-of-way shall be underground in those locations where existing
utilities are also underground.
[2]
Installation
by others. When a public utility proposes to install utilities across
the UPD for nonuniversity purposes, installation shall be governed
by all applicable laws and regulations governing such installation.
(b)
As-Built plans. As-built plans shall be provided to the Township for underground university-installed utilities installed by or at the direction of the owner within the public right-of-way. The as-built plans shall be prepared according to the standards in Chapter 350 (Subdivision and Land Development).
(c)
Relationship
of utilities to external development. The development and installation
of public utilities for land development in the UPD shall be consistent
with all applicable adopted Township plans for such utilities. In
addition, such public utilities shall be compatible with and provide
for the reasonable extension of such utilities for adjacent land development
in a manner consistent with Township plans.
C.
Environmental
preservation.
(1)
Soil erosion
and sedimentation control. An application for land development approval
in the UPD shall comply with all applicable federal and state requirements
governing soil erosion and sedimentation control and earth disturbance.
Plans required to satisfy such requirements shall be submitted with
the land development plan.
(2)
Stormwater management. An application for land development plan approval in the UPD shall include a stormwater plan which meets the requirements for Chapter 310 (Stormwater Management).
(3)
Wetlands.
Areas of a site constituting wetlands, as defined by applicable federal
and state regulations, shall be shown on the land development plan.
Development in and adjacent to such wetlands shall be subject to restrictions,
if any, set forth in federal and state regulations.
D.
Design standards.
(1)
Parking design.
Unless otherwise provided in a subdistrict narrative, the parking
area design standards shall be those specified in the UPD District
Plan.
(2)
Parking construction
standards and specifications.
(a)
All parking
in the UPD, except special event or temporary parking, shall be constructed
according to the standards and specifications contained in the adopted
UPD District Plan.
(b)
Special event and temporary parking shall not be required to meet standards in Subsection D(2)(a) above, provided that the parking meets the definition of special event or temporary parking in Chapter 425 (Zoning), Article VII, (University Planned District). Such parking will be permitted in those areas specified in the UPD District Plan for such use and may be improved to the specified standard at the discretion of the university, subject to land development plan approval by the Township.
(3)
Service access.
Service access or a loading area shall be provided for all proposed
buildings greater than 10,000 square feet in size, unless otherwise
exempted by the Township. Design of service access should be well
integrated with the overall building design.
(4)
Parking area
landscaping and buffering.
(a)
Surface parking areas may be located within perimeter setbacks unless prohibited by the district plan, provided that a buffer yard measuring at least 15 feet in width and meeting the requirements of Subsection E(2) of this section is provided.
(b)
The UPD
subdistrict narratives may provide for the required interior landscaping
of surface parking areas. When such landscaping is proposed, the land
development plan shall provide the information necessary to determine
compliance with subdistrict requirements.
(5)
Dumpster
screening. Dumpsters shall be completely screened from view from any
public right-of-way or residential district by a sight-obscuring six-foot
fence, wall or evergreen planting that shall reach six feet in height
within three years of planting. Landscaping plant material installed
to satisfy the requirements of this section shall be guaranteed to
survive for a period of at least one year. Any landscape plant material
which does not survive the guaranty period shall be replaced.
(6)
Lighting of parking areas. Lighting of parking areas shall be designed to enhance safety and to minimize glare on public streets, adjacent neighborhoods, adjoining nonuniversity properties and to the night sky. When lighting of parking areas is proposed as part of a land development plan, sufficient information such as type of fixtures, height of light standards, intensity of illumination and area to be illuminated shall be provided to allow a determination of impact on adjoining nonuniversity properties consistent with Chapter 425 (Zoning), § 425-65 (Illumination standards), as applicable.
(7)
Building
facades and rooflines. Design of roof areas that are visible should
be well integrated into overall building design so as to obscure any
view of mechanical and electrical equipment and other appurtenances.
In addition, building facades and rooflines should receive the same
treatment on all sides, particularly in locations where one or more
building facades abut adjoining areas in the community.
(8)
Historic
buildings, structures and places. Preservation of historic buildings,
structures and places should be given strong consideration in the
design, location, construction and use of new buildings and structures
within the UPD. In addition, land development under the UPD should
give strong consideration to the preservation and enhancement of the
National Register of Historic Districts with the UPD.
E.
Landscaping and
buffering.
(1)
Landscaping
plans. A landscaping plan is required as a component of land development
plan submission if landscaping, including plantings for screening
purposes, is required to buffer perimeter parking or other areas as
required by the district plan.
(2)
Buffering standards and requirements. When a landscaped buffer is required by subdistrict or Chapter 425 (Zoning) regulations, the flexible options standards and requirements of this subsection shall apply. The subdistrict narratives shall indicate when these standards and requirements are specified. The land development plan shall include a landscaping plan showing compliance with this subsection. Berms, mounds and fences may be used in combination with landscape plant material to satisfy buffering standards and requirements. The flexible option standards and requirements are shown in Chapter 425 (Zoning), Table 5, Buffer Yard A through Buffer Yard E.
(3)
Street trees. If required by Chapter 350 (Subdivision and Land Development) in conjunction with dedication of a public street, street trees shall be provided. The land development plan shall indicate compliance with this requirement for locations, types and guaranties. Street trees are encouraged, where appropriate, on university streets.
(4)
Site lighting.
(a)
Whenever lighting is proposed as part of a university land development plan, it shall be designed to enhance safety and minimize glare on adjoining nonuniversity properties, adjacent neighborhoods, public streets and to the night sky, consistent with Chapter 425 (Zoning), § 425-65 (Illumination standards), where applicable. The land development plan shall show locations and heights of light standards, intensity of illumination and area to be illuminated to provide for a determination of compliance with this subsection.
F.
Land development
plan requirements.
(1)
Plan submission and review procedures: general requirements. Proposed subdivision and land development plans, all or part of which are situated in the Township, shall be reviewed by the Township Planning Commission and the Centre Regional Planning Commission and shall be acted upon by the Board of Supervisors in accordance with the procedures specified in Chapter 350 (Subdivision and Land Development).
(2)
Sketch plan:
required plan contents. A sketch plan for a proposed subdivision or
land development should contain sufficient information to identify
the site location in relationship to the surrounding area and a conceptual
design plan. The conceptual design plan for land development should
show the type and location of uses proposed and their relationship
to natural and man-made features in and around the site; and for subdivision,
should show a conceptual configuration of lots and streets, if any.
Since the submission of a sketch plan is optional, no other requirements
apply. However, any additional information which can be provided will
enhance the response of the reviewing agencies.
(3)
Preliminary
plan: required plan contents. All preliminary plans submitted for
review shall be drawn to a scale of one inch equals 60 feet or larger
(e.g., one inch equals 20 feet). Plans shall be submitted on the following
sheet sizes: 18 inches by 24 inches, 24 inches by 36 inches, or 36
inches by 42 inches. All lettering shall be drawn to a size to be
legible if the plans are reduced to half size. All sheets comprising
a submission shall be the same size and shall contain the following
information:
(a)
General
notes and data.
[1]
Project
area for the proposed land development.
[2]
Name
of the proposed development.
[3]
Date
of filing of preliminary plan.
[4]
The
name and address of the owner, along with the deed book and page numbers
of the deeds conveying the property to the owner; and the name of
the developer and billing address, if different.
[5]
Zoning
district/subdistrict.
[7]
Maximum
height allowed (in zoning district).
[8]
Current
use of property.
[9]
Proposed
use of property, whether general and/or designated uses, and accessory
uses, if any.
[10]
Base
or benchmark for topography on plan.
[11]
List
of source(s) for required utilities, including where applicable, a
list of Act 172/38 utility companies.
[12]
The
name and address of the individual or firm preparing the plan.
[13]
Density
calculation. A table shall be included on the plan describing each
phase or section with quantitative data, including the following:
[a]
The total area of the development and approximate area of each phase.
[b]
The total area devoted to general and designated uses, the approximate
number of dwelling units, the percentage of each type of use, and
the total floor area in the development and in each phase.
[c]
Floor area information consisting of the following:
[i]
Maximum permitted floor area ratio (FAR) for the subdistrict in which
the land development is proposed.
[ii]
Amount and percentage of permitted building floor area existing in
the subdistrict before the proposed land development.
[iii]
Total gross floor area of the buildings to be constructed
in the land development proposed.
[iv]
The total building floor area and the resultant floor area ratio
for the subdistrict after the land development.
[d]
Floor area information for designated uses consisting of the following:
[i]
Maximum permitted designated use FAR for the subdistrict in which
the land development is proposed.
[ii]
Amount and percentage of permitted designated use building floor
area existing in the subdistrict before the proposed land development.
[iii]
Total gross floor area of designated use buildings,
by use, to be constructed in the land development proposed.
[iv]
The total designated use building floor area, by use, and the resultant
floor area ratio for the subdistrict after the land development.
[e]
The area of streets, parking, sidewalks and walkways and the total
area paved and percent of area paved or covered by structures in the
development and each phase or section.
[f]
The total acreage and percent of acreage in open space for the district
as a whole and each subdistrict, if any.
[g]
The calculation of impervious surface in the development and in each
phase.
[14]
A
written narrative which includes the following (as applicable):
[a]
A description of the ownership of all of the land included within
the subdivision or land development.
[b]
An explanation of the purpose of the subdivision or land development.
[c]
Details regarding covenants, grants of easements or other proposed
restrictions to be imposed on the use of land, building and structures,
including proposed easements or grants for public use or utilities.
[d]
A statement describing the landscape design concept for the subdivision
or land development.
[e]
A description of proposals to preserve natural features and existing
amenities.
[f]
A statement describing the stormwater management methods to be employed
in the design of the subdivision or land development.
[g]
A reference to the narrative statement shall be made on the proposed
subdivision or land development plan.
[h]
Description of the effect of the proposed land development on the
parking plan as described in both the district plan transportation
study and the parking projections report.
[15]
Calculation
showing the impact of the proposed land development on the open space
percentage and impervious surface limits of the UPD and the applicable
subdistrict.
[16]
All
exterior features and improvements which are being provided to satisfy
accessibility requirements for disabled individuals under the Americans
with Disabilities Act or any other applicable laws and regulations.
[17]
When
a development is proposed to be submitted for final plan approval
in phases over a period of years, a description of the proposed phasing
plan shall be included with the application for preliminary plan approval.
The description shall address:
(b)
Graphic
information and plan content. The following information shall be provided:
[1]
North
point, graphic scale and legend describing all symbols shown on the
plan.
[2]
Project
area boundaries with dimensions.
[3]
A key
map showing the location of the proposed development, within the UPD
and the applicable subdistrict, roads and all major developments within
2,500 feet thereof at a scale of one inch equals 400 feet.
[4]
The
day, month and year that the plan was prepared, the date on which
revisions to the plan occur after initial submission, a description
of those revisions and the date of the zoning permit application.
[5]
For
any land development area which abuts the perimeter of the UPD, the
names of abutting property owners, their mailing addresses, tax parcel
numbers and deed book and page numbers where their property listings
may be found.
[6]
All
utility and drainage easements for public utilities or easements to
be dedicated to the public.
[7]
Natural
features.
[a]
Sinkholes, watercourses and depressions.
[b]
Floodplain of the 100-year flood elevation. (Also show any floodplain
soils.)
[d]
Topographic contour lines at vertical intervals of two feet for land
with average undisturbed slopes of 4% or less and at intervals of
five feet for land with average slopes exceeding 4%. The source of
topographic data shall be specified.
[e]
Planting areas/beds and landscape features, including tree masses.
[8]
Man-made
features on or within 150 feet of the land development area.
[a]
Sewer lines (including laterals).
[b]
Water mains and fire hydrants (including laterals).
[c]
Electrical lines and poles (surface and subsurface).
[d]
Culverts and bridges (type, size and appropriate slope).
[e]
Railroads.
[f]
Buildings (including parking lots and plantings).
[g]
Streets, including rights-of-way, cartway widths, approximate grades
and bike paths.
[h]
All other utilities (including service entrances).
[i]
Street addressing for private third party development.
[9]
Proposed
development.
[a]
Street information including:
[i]
Location and width of rights-of-way and cartways.
[ii]
Proposed street names.
[iii]
A typical cross section, showing materials for base and surfacing,
and method of construction.
[iv]
Profiles along the center line of each proposed street finished grade
at a scale of one inch equals 50 feet horizontal and one inch equals
five feet vertical.
[v]
Radius of horizontal curves.
[vi]
Length of tangents between reverse curves.
[vii]
Curb radii at intersections.
[viii]
Vegetation to be planted between curb or shoulder
and the right-of-way line.
[ix]
Curb and gutter locations and typical designs.
[x]
Topographic contour lines for proposed finished grades within rights-of-way
at intervals specified in Subsection F(3)(b)[7][d] above.
[xi]
Typical cross section of proposed roads.
[b]
Sidewalks, walkways and bike paths, including location, width, grades,
surfacing materials and locations of ramps for the handicapped.
[c]
Yard setback lines as required by the UPD.
[d]
Location of streetlights, including required entrance lights.
[e]
Utility and drainage easements.
[f]
Location and species of shade trees.
[g]
Location and size of utilities.
[h]
Location of fire hydrants.
[i]
Location, total ground floor area, total floor area, height and use
of the buildings and other structures. (All area dimensions shall
be indicated in square feet.)
[j]
Location, size and height of all proposed signage.
[11]
All
outdoor storage facilities such as bulk trash containers and raw material
storage and any screening, if required.
[13]
Off-street
parking.
[a]
Location, including required setbacks.
[b]
All required handicapped spaces.
[c]
All curbing and raised islands.
[d]
Storm drainage systems.
[e]
All perimeter plantings such as shrubs, deciduous and coniferous
trees. (Include size and quality of plants used for headlight screening
and proposed methods of installation.)
[f]
Location of all required loading spaces.
[g]
Information concerning the installation of landscaping in the parking
lots, including section elevations, plans and details of all landscaping
elements.
[14]
Planting
beds and landscape features.
[15]
A
general grading plan showing any major alterations to the topography
of the site.
[16]
A stormwater management plan must be prepared in accordance with Chapter 310 (Stormwater Management).
[17]
Traffic
impact study.
[a]
A traffic impact study shall be submitted to the Township as part
of an application for a land development plan if:
[i]
The land development plan includes parking facilities which would
generate 100 new vehicle trips (inbound or outbound) during the peak
hour of vehicular traffic use of the parking facilities; or
[ii]
The land development plan includes the addition, removal or relocation
of a street; or
[iii]
The proposed development alters the transportation
patterns on a public street providing vehicular access to the development;
or
[iv]
For nonuniversity development defined as a "designated" use, 100
new vehicle trips (inbound or outbound) are generated during the peak
hour based on trip generation rates from the Institute of Transportation
Engineers (ITE) Trip Generation Manual (most recent edition). Trip
rates may also be determined based on research from existing nearby
generators of a similar size and nature, with documentation of the
following factors:
[b]
The traffic impact study shall be prepared by a qualified professional
and include the following:
[i]
A narrative description of existing conditions and traffic volumes
for the external road network servicing the development.
[ii]
Existing and future level of service analysis which shall be based
on the most recent edition of the Highway Capacity Manual, Special
Report 209 (published by the Transportation Research Board, National
Research Council), and will include the following:
[A]
Existing conditions. Analysis of current conditions
to allow comparison of actual conditions modeled in the district plan
transportation study (DPTS).
[B]
Future conditions. Analysis of future conditions without
the proposed development traffic, if the site is not developed, and
if only previously scheduled improvements are completed.
[C]
Future conditions with site developed. Analysis of
the incremental impact of the development on traffic conditions and
identification of improvements needed to mitigate the impacts.
[D]
Future conditions with site development and mitigation
in place. Analysis of conditions if the proposed development is built
and improvements are implemented to mitigate the impacts.
[E]
The study must detail the methods used to arrive at
future traffic projections and must project traffic impacts at least
to the first full year of operation of the development. If the proposed
development is phased over time, traffic projections must be prepared
for each phase.
[F]
Level of Service D shall be the minimum acceptable
level of service (LOS) for an intersection approach in the post-development
condition.
[iii]
The traffic impact study shall include a narrative
discussion of the need for improvements or facilities to mitigate
impacts which have been produced by development of the site.
[c]
The external road network and intersections to be analyzed, the peak
hours to be included in the analysis for both general and designated
uses and all other assumptions shall be determined at a scoping meeting
attended by representatives of the applicant, the Pennsylvania Department
of Transportation (PADOT), affected municipalities and the Centre
Regional Planning Commission (CRPC). In order to select the external
road network and intersections to be analyzed, the intersections analyzed
in the district plan transportation study (DPTS) will be reviewed
to determine which intersections are projected to operate at Level
of Service (LOS) D, E or F. District plan transportation study intersections
that exhibit LOS E or F will be candidates for inclusion in the traffic
impact study to undergo a more detailed analysis. District plan transportation
study intersections which exhibit LOS D will also be candidates for
additional analysis if the delays projected at the intersection are
near the midpoint between LOS D and E.
[18]
Signatures.
[a]
Signature(s) and seals(s) of a licensed engineer or architect who
prepared and/or supervised the preparation of the plan.
[b]
Signed, notarized statement by the landowner or landowner's representative
certifying ownership of the property.
[c]
Space for approval signatures by the appropriate Township officials,
including the date of such approval.
[d]
As applicable, a signed, notarized statement by the owner certifying
and acknowledging all offers of dedication of land or facilities to
the Township and acknowledging that the owner will be responsible
for maintenance of lands or facilities until they are completed and
accepted for dedication by the Township.
[e]
Fire Chief's signature.
[f]
Add the following note for the appropriate plan:
[i]
Subdivision plans: Approval of this preliminary plan and the final
stormwater management plan grants the developer the right to construct
the public improvements for this development. Only after final plan
approval can the developer construct, offer for sale, transfer, agree
or enter into an agreement to sell any lot or unit.
[ii]
Land development plans: Preliminary approval shall not authorize
construction or the issuance of any building or zoning permit.
(4)
Contents
of final plan. Final plans submitted for review shall include all
information required by submission of a preliminary plan, plus the
following:
